Land for Sale in Kisauni, Mombasa

47 verified plots across Bombolulu, and more — ready titles, vetted agents, transparent pricing.

Showing 0 of 0 Updating...
Updating results...

No properties found

Try adjusting your filters to find what you're looking for.

Can't find it?

Let our team hand-pick land for you

Tell us your brief and get 5 curated matches in Kisauni within 72 hours — for KES 2,000. No commitment to buy.

Get my shortlist · KES 2,000

Curated by humans · delivered in 72h

At a glance

Kisauni has 47 land listings available, with popular areas including Bamburi, Nyali, and Shanzu. Browse the listings below to find your ideal plot.

Land for Sale in Kisauni, Mombasa

Kisauni, a sub-county on Mombasa's mainland north of the island, offers 47 active land listings as of 22 July 2026. Prices span from KES 1,500,000 to KES 350,000,000, with a median of KES 15,000,000. The area is connected to Mombasa Island via the Nyali Bridge and lies along the Mombasa–Malindi highway (A14), providing easy road access.

Sub-areas and market composition

Listings are spread across Bombolulu, and more, with Bamburi, Nyali, and Shanzu being particularly active. The market includes residential, commercial, agricultural, and mixed-use plots, with residential land dominating. For buyers seeking ready-to-build plots, quarter-acre parcels, or investment land, Kisauni provides diverse options.

Infrastructure and connectivity

Kisauni benefits from its proximity to Mombasa Island and key transport links. The Nyali Bridge connects the mainland to the island, while the A14 highway runs northward. Moi International Airport in Changamwe and the SGR terminus in Miritini are within easy reach, making the area accessible for both local and international buyers.

Data current as of July 2026; inventory refreshes continuously.

Frequently Asked Questions

As of today, there are 47 land listings in Kisauni. The median price is KES 15,000,000, with prices ranging from KES 1.5M — KES 350M. Popular sub-areas include Bombolulu, and more.

The median price for land in Kisauni is KES 15,000,000. Prices range from KES 1.5M — KES 350M depending on location, size, and proximity to amenities like the Nyali Bridge or Mombasa-Malindi highway.

The top sub-areas for land in Kisauni include Bombolulu, and more. These areas offer a mix of residential and investment opportunities, with good road access via the A14 highway and proximity to Mombasa Island.

Kisauni is connected to Mombasa Island via the Nyali Bridge. It also lies along the Mombasa-Malindi highway (A14), providing road access north. The area is predominantly residential with a coastal terrain.

Land in Kisauni is available for various uses including residential, commercial, and agricultural plots. Specific land types depend on zoning and location; check individual listings for details.

In the last 30 days, {new_30d_formatted} new land listings have been added in Kisauni. The total active listings are 47, with a median price of KES 15,000,000.

Kisauni has a coastal terrain with some mangrove areas along the creeks. The area is predominantly residential with a mix of housing types.

Trusted by buyers across Kenya

Kenya's most trusted real estate platform

Verified agents. Transparent listings. Built for the Kenyan market — since 2020.

823
Verified Agents
20,524
Active Listings
6
Years Trusted
Est. 2020
39
Counties Served
Across Kenya

Refine your search

Browse Land for Sale by type

Residential
Commercial
Mixed Use
Prime Land
Recreational

Market data

Kisauni market snapshot

Live aggregate. Updated continuously from active listings.

Median Price
KES 15M
across 47 active
Active Listings
47
+0 in last 30d
Typical Range
KES 1.5M — KES 350M
Min — Max (active)
Activity Trend
-100%
vs prior 30 days

Real people, real expertise

Talk to a verified Mombasa agent

Vetted local experts. No middlemen, no inflated commissions.

Enclave Realtors Ltd
View profile
BOB HOMES
View profile
Eufrenet Investment
View profile

Expand your search

Other counties near Mombasa

Kwale
96 listings
28 km
Kilifi
333 listings
50 km

Find your range

Mombasa listings by budget

Under KES 1M 0 listings
KES 1M – 5M 6 listings
KES 5M – 10M 7 listings
KES 10M – 25M 18 listings
KES 25M+ 16 listings

Quick estimate

Estimate your land transfer costs

Kenyan land purchases carry stamp duty, advocate fees, and registration costs on top of the price. Use this calculator for a quick estimate — figures are illustrative; your advocate will confirm exact charges.

Land location

Urban includes Nairobi, Mombasa, Kisumu, and most municipal areas.

Stamp duty
Advocate fees (1.5%)
Registration fee
Total transfer costs

That's on top of the purchase price.

Estimates only. Your advocate will confirm exact fees based on your transaction. Not legal or tax advice.

Agents online now

Find Your Plot in Kisauni – 47 Listings Available

From Ksh 1,500,000 to Ksh 350,000,000. Residential, commercial, and investment land in Bamburi, Nyali, and beyond.

Chat on WhatsApp Contact Us

10,000+ verified agents across 47 counties.
Typical response: under 2 hours.

Or call directly +254798488948
Free consultation Verified IDs No commission

Verified service

Title Search Service for Kisauni Land

Buying land in Kisauni? Protect your investment with our title search service. We verify ownership, check encumbrances, and confirm the land is free from disputes. Price: KES 5,000. Turnaround: 3–5 business days.

  • Official land registry search
  • Encumbrance check
  • Ownership verification
  • Dispute history review
  • Digital report delivered
Order Title Search

No commitment. Pay only when you proceed.

Due diligence 7 checks

Land for Sale in Kisauni, Mombasa

Caution

Never buy land in Kisauni without completing these verification steps:

01

Conduct an official land search at the Ministry of Lands to confirm ownership and any encumbrances.

02

Verify the original title deed at the Mombasa Land Registry to ensure it is genuine and not a duplicate.

03

Visit the site physically with a licensed surveyor to confirm boundaries and access, especially near the Nyali Bridge or Mombasa-Malindi highway.

04

Confirm land rates are fully paid to Mombasa County Government and obtain a rates clearance certificate.

05

Check for any caveats, cautions, or pending court cases registered against the property.

06

Ensure the seller's national ID and KRA PIN match the details on the title deed.

07

Engage a qualified advocate to review the sale agreement and conduct due diligence before signing.

County Regulations

Land for Sale in Kisauni, Mombasa

Zoning and building regulations for Kisauni, Mombasa County, based on county development control bylaws.

I · Primary zoning Zoning class & key specifications
Primary zone

Primary Zoning: Residential (Mixed Density)

Kisauni is predominantly residential with mixed housing types. Commercial and mixed-use developments are permitted in designated areas along major roads.

Specifications schedule
4 specifications
Plot Ratio 0.5 - 0.75
Max Height 2 - 4 storeys
Front Setback 3m - 6m
Side Setback 1.5m - 3m

Infrastructure

Access & utilities

Utility status varies across Kisauni. Confirm availability of electricity, water, and internet before making a purchase decision.

Tarmac access road

Available

Kisauni lies along the Mombasa-Malindi highway (A14) and is connected to Mombasa Island via the Nyali Bridge. Most plots have all-weather road access.

Kenya Power grid

Available

KPLC supply is available in most residential areas. Connection fee varies; budget around KES 35,000 plus meter deposit.

Piped county water

Partial

Mombasa Water Supply serves parts of Kisauni. Some areas rely on boreholes or water vendors. Confirm availability per plot.

Mains sewer connection

Partial

Sewer lines exist in planned estates but many plots use septic tanks. Check with local authorities.

Fibre and 4G coverage

Available

Safaricom Home Fibre, Faiba, and other ISPs available in built-up areas. 4G coverage is widespread via Safaricom, Airtel, and Telkom.

What it's like here

Living in Kisauni: what to know

Kisauni is a mainland sub-county of Mombasa, connected to Mombasa Island via the Nyali Bridge. It hosts 47 land listings across Bombolulu, and more.

Transit & commute

Kisauni lies along the Mombasa-Malindi highway (A14), providing road access north. The Nyali Bridge connects to Mombasa Island, while Moi International Airport in Changamwe is about 15 minutes away.

Schools

Kisauni has several primary and secondary schools, including public and private options. Notable institutions include Shimo la Tewa High School and Mombasa Baptist High School.

Safety & security

Security varies by sub-area. Gated communities and estates are common in Bamburi and Nyali. Community policing is active in many residential zones.

Day-to-day amenities

Kisauni has shopping centers, markets, and health facilities. Major malls include City Mall Nyali and Bamburi Beach Mall. Coast General Teaching and Referral Hospital is nearby.

Local snapshot for Kisauni. Verified by Jumuika research; updated periodically.

Market intelligence 4 hotspots

Land for Sale in Kisauni, Mombasa

High Demand

Bamburi

Beachfront area with growing tourism and residential developments. Proximity to Mombasa-Malindi highway boosts accessibility.

See Bamburi land
Premium

Nyali

Upscale suburb with luxury homes and shopping malls. Connected via Nyali Bridge to Mombasa Island.

See Nyali land
Emerging

Shanzu

Rapidly developing area with new residential schemes. Close to beaches and tourist attractions.

See Shanzu land
Affordable

Kisauni

Mainland residential hub with diverse housing. Accessible via Nyali Bridge and Mombasa-Malindi highway.

See Kisauni land

Land for Sale in Kisauni, Mombasa

Area Price per Acre 1/8 Acre Plot YoY Change Demand
Bamburi KES 20-50M KES 2.5-6.25M +10% High
Changamwe KES 10-25M KES 1.25-3.125M +8% Moderate
Ganjoni KES 30-60M KES 3.75-7.5M +12% High
Jomvu KES 8-20M KES 1-2.5M +5% Moderate
Kisauni KES 15-40M KES 1.875-5M +9% High
Kizingo / Mombasa KES 40-80M KES 5-10M +14% Very High
Likoni KES 5-15M KES 0.625-1.875M +6% Moderate
Mombasa CBD KES 100-300M KES 12.5-37.5M +18% Very High
Mvita KES 50-120M KES 6.25-15M +15% Very High
Nyali KES 40-100M KES 5-12.5M +12% Very High
Shanzu KES 25-60M KES 3.125-7.5M +11% High
Tudor KES 20-45M KES 2.5-5.625M +10% High

What's coming next

Infrastructure Projects in Kisauni

Kisauni benefits from ongoing and planned infrastructure projects that enhance connectivity and property value. Key developments include road upgrades, rail links, and utility expansions.

  1. Nyali Bridge expansion

    2026

    Reduces congestion between Kisauni and Mombasa Island, improving access for residents and boosting property demand.

  2. Mombasa-Malindi highway (A14) upgrade

    2027

    Faster travel along the coast, increasing attractiveness of Kisauni for commuters and businesses.

  3. Standard Gauge Railway (SGR) Mombasa Terminus

    2017

    Provides efficient freight and passenger rail service, supporting economic activity in Kisauni and surrounding areas.

  4. Nyali Centre expansion

    2025

    New retail and office space in nearby Nyali enhances local employment and amenities, benefiting Kisauni property values.

  5. Mombasa water supply improvement

    2026

    Reliable water access increases land suitability for residential and commercial development.

  6. Kenya Power grid upgrade in Kisauni

    2025

    Improved electricity reliability supports higher-density housing and business operations.

  7. Safaricom fibre-to-the-home rollout

    2024

    High-speed internet available in most Kisauni areas, attracting remote workers and tech-enabled businesses.

Land for Sale in Kisauni, Mombasa

Before you buy land in Kisauni, verify boundaries with a licensed surveyor. A survey protects you from disputes and ensures your investment is secure under Kenya's Survey Act.

Protect Your Investment

A proper land survey confirms exact boundaries, size, and ensures no encroachment. In Kisauni, where coastal terrain and mangrove areas can complicate boundaries, a survey is essential.

📐 Types of Land Surveys

Perimeter Survey

Marks the exact boundaries of a plot using beacons or pegs. Confirms the land size matches the title deed.

Topographical Survey

Maps the contours, elevations, and natural features of the land. Identifies slopes, drainage, and flood-prone areas.

Mutation Survey

Subdivides a larger parcel into smaller plots. Creates new title deeds for each portion.

Beacon Survey

Places or replaces permanent boundary markers (beacons) at plot corners. Verifies existing beacons are correctly positioned.

Need a Licensed Surveyor?

Get Surveyor Referrals

Land for Sale in Kisauni, Mombasa

How to verify land ownership and avoid fraud when buying land in Kenya. Always conduct due diligence before purchasing.

Land Fraud is Common in Kenya

Always verify title deeds at the Ministry of Lands before making any payment. Never rely solely on documents provided by the seller. Use a licensed lawyer for all transactions.

Freehold

Absolute ownership of land for an indefinite period. The owner has full rights to use, transfer, and lease the land.

Leasehold

Ownership for a fixed term, typically 99 or 999 years, after which ownership reverts to the lessor (usually the government).

Sectional Title

Ownership of a unit (apartment or office) within a multi-unit development, with shared ownership of common areas.

Mailo Land

A form of freehold tenure originating from the Buganda region, but also recognized in Kenya under the Land Registration Act.

Need Help Verifying a Title?

Get Legal Assistance Find a Surveyor

Know before you buy Compare 3

Freehold vs Leasehold vs Sectional Title in Kenya: What’s the Difference?

Understanding land tenure is crucial when buying property in Kenya. The Land Act 2012 and the Land Registration Act 2012 govern the three main deed types: freehold, leasehold, and sectional title. Each offers different rights, durations, and obligations. Here’s how they compare for buyers in Kisauni, Mombasa.

Freehold

Freehold grants the owner absolute ownership of the land and any improvements for an indefinite period. It is the most complete form of land tenure in Kenya, governed by the Land Registration Act 2012.

Pros
  • Permanent ownership with no expiry date
  • No ground rent or annual land rent payable to government
  • Owner has full control over use (subject to zoning laws)
  • Easier to transfer or bequeath to heirs
Watch out for
  • Typically more expensive per acre than leasehold
  • Owner bears all maintenance and development costs
  • Less common in prime urban areas like Mombasa CBD
  • May require higher initial capital outlay
Best for

Buyers seeking long-term family land or agricultural investment with no time constraints.

Leasehold

Leasehold grants the holder rights to use land for a specified period, typically 99 or 999 years, after which ownership reverts to the lessor (often the government). Governed by the Land Act 2012, Section 55.

Pros
  • Lower purchase price compared to freehold
  • Often available in prime locations like Nyali or Mombasa Island
  • Less upfront capital required
  • Lease terms can be extended under the Land Act 2012
Watch out for
  • Ownership is temporary; land reverts to lessor after lease expiry
  • Annual ground rent payable to the government
  • Requires lessor consent for major developments or transfers
  • Lease extension may involve additional costs
Best for

Buyers looking for affordable land in urban centers or those planning to develop within a fixed timeframe.

Sectional Title

Sectional title applies to multi-unit developments (apartments, townhouses) where an owner holds a unit and an undivided share of common property. Governed by the Sectional Properties Act 2020.

Pros
  • Individual ownership of a unit plus shared common areas
  • Shared maintenance costs for amenities like gardens, pools
  • Clear legal framework for management and dispute resolution
  • Often includes security and managed estate living
Watch out for
  • Monthly service charges and sinking fund contributions
  • Restrictions on alterations to the unit or common property
  • Decisions made by the owners' association may not suit all
  • Less privacy compared to standalone freehold property
Best for

Buyers seeking low-maintenance urban living in apartments or gated communities.

Step-by-step

How to Buy Land in Kenya – Step-by-Step Process

Buying land in Kenya involves several legal and administrative steps. This guide walks you through the process from search to registration, with specific references to Kenyan institutions like the Ministry of Lands and Land Control Board.

Typical timeline: 2–4 months
  1. 01

    1. Search and Identify Land

    Browse listings on Jumuika or engage a registered real estate agent. For Kisauni, Mombasa, check areas like Bamburi, Nyali, or Shanzu. Verify the land's physical location and accessibility via the Mombasa-Malindi highway (A14) or Nyali Bridge.

    Time: 1–4 weeks Typical cost: KES 0 (if self-search) or agent commission (typically 2–5%)
  2. 02

    2. Conduct Due Diligence

    Visit the Ministry of Lands (Ardhi House) or use the e-Citizen portal to obtain an official search (encumbrance certificate) to confirm the land title is genuine, free from disputes, and the seller has legal ownership. For agricultural land in Kisauni, check if Land Control Board consent is needed.

    Time: 1–2 weeks Typical cost: KES 500 – 1,000 per search
  3. 03

    3. Negotiate and Sign Sale Agreement

    Once satisfied, negotiate the price (median land price in Kisauni is KES 15,000,000). Engage an advocate to draft a sale agreement, which should include payment terms, completion date, and conditions. Both parties sign before a witness.

    Time: 1–2 weeks Typical cost: KES 10,000 – 50,000 (legal fees)
  4. 04

    4. Obtain Land Control Board Consent (if applicable)

    For agricultural land or subdivisions, apply for consent from the Land Control Board in the area where the land is located. This is mandatory for transactions involving agricultural land in many counties, including Mombasa.

    Time: 2–4 weeks Typical cost: KES 1,000 – 5,000
  5. 05

    5. Pay Stamp Duty and Transfer Fees

    Pay stamp duty at the Ministry of Lands (2% for rural land, 4% for urban land) and registration fees. Obtain a valuation report from a government valuer to determine the correct duty amount.

    Time: 1–2 weeks Typical cost: 2–4% of property value + KES 10,000–30,000 (valuation)
  6. 06

    6. Transfer Title and Register

    Submit the transfer documents (sale agreement, consent, receipts, ID copies) to the Lands Registry. The title deed is transferred to your name. You will receive a new title deed after registration.

    Time: 2–4 weeks Typical cost: KES 5,000 – 20,000 (registration fees)
  7. 07

    7. Take Possession

    After registration, take physical possession of the land. Ensure you get a copy of the title deed and any relevant documents. For land in Kisauni, consider surveying and fencing to secure your property.

    Time: 1 day Typical cost: Varies (surveying KES 20,000–50,000)

Listings, prices and market statistics on this page are drawn live from the Jumuika database. Descriptive text is AI-assisted and editorially maintained by the Jumuika team.

Jumuika

Welcome back

Sign in to continue your search

Facebook Apple
Or continue with

Don't have an account?

Jumuika

Are you a real-estate agent?

Agents apply for verification — sign-up here is for buyers and renters.

Apply for agent access

Create your account

Find your dream home in Kenya

Facebook Apple
Or with email

Already have an account?

Verify your email

We sent a 6-digit code to